785 Embark Cir · Greer, SC 29651

$214,900

3 bd · 2.5 ba · 1,461 sqft · Townhouse · 89 Days on market

Built 2026 Excellent condition 1,742 sqft lot Garage $147/sqft · at area comps Est $220k · at est. $160/mo HOA · 9% of rent

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Why this score? — see what drove the D grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• ARV discount +8.5/15.0
• Cash flow +8.4/30.0
• Schools +6.3/10.0
• Condition / age +4.8/5.0
• Livability +4.0/5.0
• 1% rule +3.6/10.0
• Rent growth +2.9/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out 785 EMBARK CIRCLE, a beautifully designed townhome in featuring three bedrooms, two and a half bathrooms, and a one-car garage. The open-concept layout is perfect for entertaining, ensuring you're always part of the action. Upon entering, you'll be welcomed by a spacious foyer that leads into the living and dining areas. The open concept kitchen provides ample storage, including an island, and features a glass door that seamlessly connects the indoors with the covered back patio, enhancing your living experience. A conveniently located half bathroom is situated off the living room. Moving upstairs, you'll find two bedrooms, which share a bathroom complete with vanity and tub. The upstairs laundry room is also ideally located for easy access. On the opposite side of the floor, the primary bedroom features privacy and comfort. The en-suite primary bathroom boasts a double vanity and a walk-in shower with glass panels. The spacious walk-in closet is perfect for additional storage. The primary bedroom features a large window, filling the room with extra light. With its smart design, natural lighting, spacious layout, and modern finishes, this townhome is a wonderful place to call home. Pictures are representative.

Key facts

• Glass door
• Spacious foyer
• Covered back patio

Tags

• OPEN CONCEPT LAYOUT
• SPACIOUS FOYER
• AMPLE STORAGE
• GLASS DOOR
• COVERED BACK PATIO
• UPSTAIRS LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $215k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-193 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (13.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $184k (14.5% below list).
• Recommended offer: $184k (14.5% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.3% in Greer — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 81/100 on livability (#7 in SC, #1,463 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime C-, commute F.
• Spartanburg 05 (suburban): math 45% / reading 51% proficiency, ranked #13 of 80 in SC (top 16%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Reidville Elementary (math 57% / reading 57%, grade C+, #102 of 597 statewide, top 18%, 667 students, 46% FRL); Berry Shoals Intermediate (math 54% / reading 48%, grade C, #36 of 229 statewide, top 16%, 902 students, 56% FRL); James F. Byrnes High (math 31% / reading 75%, grade C-, #140 of 196 statewide, top 72%, 2,217 students, 56% FRL).
• Market conditions: Rents rising (+1.6%/yr); 587 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 61d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,129 units permitted in Spartanburg County in 2024 (40 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Spartanburg County population projected at +18% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $183,826 (14.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.85%
• DSCR: 0.83
• GRM: 9.7

CMA / ARV

• ARV (median comp): $219,900
• List price: $214,900
• Delta: -2.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
786 Embark Cir	0.02mi	3/2.5	1,443 (-1%)	1mo	$225,900	$157	96
778 Embark Cir	0.02mi	3/2.5	1,429 (-2%)	1mo	$213,900	$150	94
762 Embark Cir	0.04mi	3/2.5	1,432 (-2%)	1mo	$220,900	$154	94
784 Embark Cir	0.02mi	3/2.5	1,416 (-3%)	1mo	$207,900	$147	93
770 Embark Cir	0.03mi	3/2.5	1,418 (-3%)	1mo	$208,900	$147	93
764 Embark Cir	0.04mi	3/2.5	1,418 (-3%)	1mo	$207,000	$146	92
768 Embark Cir	0.03mi	3/2.5	1,418 (-3%)	1mo	$208,900	$147	92
194 Randwick Ln	0.57mi	3/2.5	1,470 (+1%)	0mo	$226,355	$154	72
185 Randwick Ln	0.58mi	3/2.5	1,470 (+1%)	1mo	$224,985	$153	71
183 Randwick Ln	0.58mi	3/2.5	1,470 (+1%)	1mo	$219,900	$150	71
179 Randwick Ln	0.59mi	3/2.5	1,470 (+1%)	1mo	$214,900	$146	71
177 Randwick Ln	0.60mi	3/2.5	1,470 (+1%)	1mo	$231,985	$158	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 1.62% rent growth · sell at horizon

5-year hold

• IRR: -24.4%
• Equity multiple: 0.18×
• Total profit: $-49,501
• Equity at exit: $32,042

10-year hold

• IRR: -24.8%
• Equity multiple: -0.14×
• Total profit: $-68,462
• Equity at exit: $18,581

Cash invested: $60,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 27 active · 39 under contract
• Months of supply: 3.2 mo (31%/mo absorbed)
• Median asking: $220,000 ($151/sqft)
• Median days on market: 81 d
• This list price: 19% of active listings are priced below it
• ARV vs active asking: -0.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 29651

• Home prices YoY: -29.4%
• Rents YoY: 1.6%
• Active inventory: 587
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,224/yr
• Insurance: −$90
• HOA: −$160
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $-193

Break-even live

Break-even rent $2,082

Max offer price $186,987

Occupancy floor —

Sensitivity live

Price	-10% $-44	-5% $-119	+0% $-193	+5% $-267	+10% $-341
Rent	-10% $-338	-5% $-266	+0% $-193	+5% $-120	+10% $-48
Rate	-1.0pp $-85	-0.5pp $-138	base $-193	+0.5pp $-249	+1.0pp $-305

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $53,725
• Closing costs: $6,447
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
808 Embark Cir Greer, SC	3.0	2.0	1740	$1,700	$0.98	63d	1	0.02mi
167 Randwick Ln Greer, SC	3.0	2.5	1470	$1,845	$1.26	61d	1	0.62mi
168 Randwick Ln Greer, SC	3.0	2.5	1470	$1,845	$1.26	61d	1	0.62mi
166 Randwick Ln Greer, SC	3.0	2.5	1500	$1,775	$1.18	52d	1	0.63mi
165 Randwick Ln Greer, SC	3.0	2.5	1470	$1,845	$1.26	61d	1	0.63mi
157 Randwick Ln Greer, SC	3.0	2.5	1470	$1,595	$1.09	70d	1	0.64mi
154 Randwick Ln Greer, SC	3.0	2.5	1470	$1,950	$1.33	16d	1	0.65mi
146 Randwick Ln Unit 146 Greer, SC	3.0	2.5	1470	$1,800	$1.22	68d	1	0.66mi
141 Randwick Ln Greer, SC	3.0	2.5	1470	$1,695	$1.15	70d	1	0.67mi

Property features AI

Finance

• Other: Approximate completion date: September 7, 2026
• HOA & community: Homeowners association in communityHOA covers common area electric and lawn maintenanceCommunity amenities include common areas, lighting, playground, sidewalks, lawn and landscape maintenance

Exterior

• Parking: Attached garage (1-car) with door opener and assigned parking for 2 spacesPaved concrete driveway
• Security: Smoke detector
• Utilities: Public waterElectric water heaterPublic sewerPublic garbage pickupAttached garage
• Home design: Two-story homeModel: Maywood AUnder construction (approx. 2026)
• Construction: Stone and vinyl siding exteriorComposition shingle roofSlab foundationBuilt by D.R. Horton
• Exterior features: Tilt-out windowsVinyl/Aluminum trimThermal windowsCovered back porch

Interior

• Kitchen: DishwasherDisposalSelf-cleaning electric ovenElectric rangeBuilt-in microwavePantry
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower-only and walk-in closetSecond bedroom approximately 10 x 11Third bedroom approximately 9 x 11
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Electric forced-air heatingCentral electric cooling
• Interior features: Attic pull-down stairsCable available9-foot+ smooth ceilingsSolid surface countertopsSmoke detectorWalk-in closet(s)Pantry closetRadon mitigation systemSmart systems pre-wiring
• Laundry & utility: Second-floor laundry in closet-style with electric dryer hookup

Listing history 50 events

1. 2026-08-08
   days on market $214,900 Active 89 DOM
2. 2026-08-07
   days on market $214,900 Active 88 DOM
3. 2026-08-06
   days on market $214,900 Active 87 DOM
4. 2026-08-05
   days on market $214,900 Active 86 DOM
5. 2026-08-04
   days on market $214,900 Active 85 DOM
6. 2026-08-03
   days on market $214,900 Active 84 DOM
7. 2026-07-31
   days on market $214,900 Active 81 DOM
8. 2026-07-30
   days on market $214,900 Active 80 DOM
9. 2026-07-29
   days on market $214,900 Active 79 DOM
10. 2026-07-27
    days on market $214,900 Active 77 DOM
11. 2026-07-25
    days on market $214,900 Active 75 DOM
12. 2026-07-23
    days on market $214,900 Active 73 DOM
13. 2026-07-22
    days on market $214,900 Active 72 DOM
14. 2026-07-21
    days on market $214,900 Active 71 DOM
15. 2026-07-18
    days on market $214,900 Active 68 DOM
16. 2026-07-16
    days on market $214,900 Active 66 DOM
17. 2026-07-16
    days on market $214,900 Active 65 DOM
18. 2026-07-14
    days on market $214,900 Active 64 DOM
19. 2026-07-13
    days on market $214,900 Active 63 DOM
20. 2026-07-12
    days on market $214,900 Active 62 DOM
21. 2026-07-11
    days on market $214,900 Active 61 DOM
22. 2026-07-10
    days on market $214,900 Active 60 DOM
23. 2026-07-09
    days on market $214,900 Active 59 DOM
24. 2026-07-08
    days on market $214,900 Active 58 DOM
25. 2026-07-07
    days on market $214,900 Active 57 DOM
26. 2026-07-06
    days on market $214,900 Active 56 DOM
27. 2026-07-05
    days on market $214,900 Active 55 DOM
28. 2026-07-04
    days on market $214,900 Active 54 DOM
29. 2026-07-03
    days on market $214,900 Active 53 DOM
30. 2026-07-02
    days on market $214,900 Active 52 DOM
31. 2026-07-01
    days on market $214,900 Active 51 DOM
32. 2026-06-30
    days on market $214,900 Active 50 DOM
33. 2026-06-29
    days on market $214,900 Active 49 DOM
34. 2026-06-28
    days on market $214,900 Active 48 DOM
35. 2026-06-28
    days on market $214,900 Active 47 DOM
36. 2026-06-27
    days on market $214,900 Active 46 DOM
37. 2026-06-25
    days on market $214,900 Active 44 DOM
38. 2026-06-23
    days on market $214,900 Active 42 DOM
39. 2026-06-22
    days on market $214,900 Active 41 DOM
40. 2026-06-18
    days on market $214,900 Active 38 DOM
41. 2026-06-17
    days on market $214,900 Active 37 DOM
42. 2026-06-16
    days on market $214,900 Active 36 DOM
43. 2026-06-15
    days on market $214,900 Active 35 DOM
44. 2026-06-14
    days on market $214,900 Active 33 DOM
45. 2026-06-13
    days on market $214,900 Active 32 DOM
46. 2026-06-10
    days on market $214,900 Active 30 DOM
47. 2026-06-09
    days on market $214,900 Active 29 DOM
48. 2026-06-08
    days on market $214,900 Active 28 DOM
49. 2026-06-07
    days on market $214,900 Active 27 DOM
50. 2026-06-02
    days on market $214,900 Active 22 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,059
• − Mortgage interest: −$12,038
• − Property taxes: −$3,224
• − Insurance: −$1,074
• − Repairs & maintenance: −$1,765
• − Management: −$1,765
• − HOA: −$1,920
• − Depreciation: −$6,252
• Taxable loss: −$5,978
• Est. tax savings @ 24.0%: +$1,435
• After-tax cash flow: $-880/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 8 photos

Excellent 95/100 None rehab

This townhome in Covington Village is in excellent condition with no visible repairs needed. It offers a great opportunity for an investor to purchase a move-in-ready property with potential for value appreciation through minor updates.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract potential buyers/tenants. ↑
• Both Interior touch-ups — Fresh paint and minor touch-ups can make the interior more inviting and increase value. ↑
• Rental HVAC maintenance — A clean and functioning HVAC system is essential for tenant satisfaction and can prevent costly repairs. ↑

C Composite school gradezoned avg 63/100

Zoned Schools

Elementary Reidville Elementary C+ SC #102/597 Nat'l #8,534/41,679 Middle Florence Chapel Middle C- SC #42/229 Nat'l #4,042/14,009 High James Byrnes Freshman Academy A SC #12/196 Nat'l #704/17,239

Schools (NCES district)

• District: Spartanburg 05
• NCES district ID: 4503600
• Math proficiency: 45% ▼ -11.00%
• Reading proficiency: 51% ▬ 0.00%
• Median HH income: $52,127
• Composite: 41.31/100
• National rank: #3512
• State rank: #13 of 80 in SC

A Composite livability gradescore 81/100

Livability — Greer

• Score: 81/100
• State rank: #7
• US rank: #1463

Category grades

Amenities A+ Commute F Cost of living A+ Crime C- Employment B Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greer, SC
• County: Greenville County · 325,495 people
• City population: 99,092
• Metro: Greenville-Anderson, SC
• Population (ZIP): 56,599
• Household income: $82,705
• Rent vs Own: 19.2% rent · 80.8% own
• Severe rent burden: 8% of renters

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Population outlook (Spartanburg County) Hauer SSP2

• Today (2025): 325,495 people
• By 2030: 338,800 · +4.1%
• By 2040: 363,471 · +11.7%
• By 2050: 384,156 · +18.0%
• By 2075: 430,137 · +32.1%
• By 2100: 442,733 · +36.0%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Hispanic / Latino 11% Black 11% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 6% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 2% Romanian 2%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 1% German/W. Germanic 1%

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Political lean MEDSL · Spartanburg

• 2024 margin: Solid R (+33.6) · D 32.6% · R 66.2% · Other 1.2%
• 2008→2024 swing: -12.0pp toward R · 2008: -21.6pp · 2024: -33.6pp
• All cycles: 2024: R+33.6 2020: R+27.3 2016: R+30.0 2012: R+23.1 2008: R+21.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -101.81%
• Current HPI: 243.9051
• Rent YoY: ▲ 1.62%
• Metro: Greenville-Anderson, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

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Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Property features AI

Finance

• Other: Approximate completion date: September 7, 2026
• HOA & community: Homeowners association in communityHOA covers common area electric and lawn maintenanceCommunity amenities include common areas, lighting, playground, sidewalks, lawn and landscape maintenance

Exterior

• Parking: Attached garage (1-car) with door opener and assigned parking for 2 spacesPaved concrete driveway
• Security: Smoke detector
• Utilities: Public waterElectric water heaterPublic sewerPublic garbage pickupAttached garage
• Home design: Two-story homeModel: Maywood AUnder construction (approx. 2026)
• Construction: Stone and vinyl siding exteriorComposition shingle roofSlab foundationBuilt by D.R. Horton
• Exterior features: Tilt-out windowsVinyl/Aluminum trimThermal windowsCovered back porch

Interior

• Kitchen: DishwasherDisposalSelf-cleaning electric ovenElectric rangeBuilt-in microwavePantry
• Bedrooms: Primary bedroom on 2nd level with double sink, full bath, shower-only and walk-in closetSecond bedroom approximately 10 x 11Third bedroom approximately 9 x 11
• Flooring: CarpetLuxury vinyl tile/plank
• Bathrooms: Two full bathroomsOne half bathroom
• Heating & cooling: Electric forced-air heatingCentral electric cooling
• Interior features: Attic pull-down stairsCable available9-foot+ smooth ceilingsSolid surface countertopsSmoke detectorWalk-in closet(s)Pantry closetRadon mitigation systemSmart systems pre-wiring
• Laundry & utility: Second-floor laundry in closet-style with electric dryer hookup

Price history

-80.8% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $214,900 Zillow
• 2026-05-15 Price Changed $214,900 Greater Greenville MLS
• 2026-05-14 Price Changed $214,900 SPMLS
• 2026-05-11 Listed $229,990 SPMLS
• 2026-05-11 Listed $229,990 Greater Greenville MLS
• 2026-05-08 Listed $229,990 Zillow
• 2024-07-25 Sold (Public Records) $1,122,027 Public Records

Property tax history

-0.2%/yr

Latest (2025): $66 · -0.2% YoY. Source: county tax records.